How up to date is your database of Malmesbury solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Malmesbury conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
If you had a top tip for choosing a conveyancing solicitor in Malmesbury what would it be?
We would encourage you not to base your choice on the lowest Malmesbury conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am purchasing a property in Malmesbury. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Malmesbury.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Malmesbury lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Should our solicitor be raising enquiries concerning flooding during the conveyancing in Malmesbury.
The risk of flooding is if increasing concern for lawyers dealing with homes in Malmesbury. There are those who buy a property in Malmesbury, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their conveyancers which can give them a better appreciation of the risks in Malmesbury. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a buyer could bring a claim for damages resulting from an misleading response. The buyer’s lawyers may also order an environmental search. This will indicate if there is a recorded flood risk. If so, more detailed inquiries will need to be made.
Have purchased a a detached house in Malmesbury , how long will it take for the Land Registry to register the transfer to my name? My Malmesbury conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are concluded.
There is nothing unique about conveyancing in Malmesbury registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. As of today in the region of three quarters of submission are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place after the buyer is living at the property so registration formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing a new build house in Malmesbury benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my conveyancer about the extras as it will put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're first time buyers - agreed a price, yet the property agent told us that the seller will only proceed if we instruct their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Malmesbury
We suspect that the owner is not behind this request. If they desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to use your own,trusted Malmesbury conveyancing solicitors - not the ones that will earn their estate agent a kickback or hit his conveyancing figures set by HQ.